2328 W Antoinette St · Peoria, IL 61605

$25,500

2 bd · 1.0 ba · 648 sqft · SingleFamily public records · 369 Days on market

Built 1906 3,920 sqft lot $39/sqft · at area comps Est $25k · at est.

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Appreciation +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

Key facts

• 3,920 sq ft lot
• Parking
• Built 1906

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $26k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.5% vs local median 5.6% in Peoria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#270 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F.
• Peoria SD 150 (urban): math 11% / reading 14% proficiency, ranked #554 of 620 in IL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Valeska Hinton Early Ch Ed Ctr (495 students, 0% FRL); Reservoir Gifted School (math 79% / reading 82%, grade A+, #2 of 665 statewide, top 0%, 277 students, 0% FRL); Manual High School (math 2% / reading 2%, grade F, #659 of 693 statewide, top 100%, 656 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 12% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Peoria SD 150 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 43 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $337 of equity ($176 loan paydown + $161 appreciation (0.6% local appreciation)).
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 369 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $10k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $26k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.66% ✓
• Cap rate: 32.53%
• Cash-on-cash: 93.71%
• DSCR: 5.17
• GRM: 2.3

CMA / ARV

• ARV (median comp): $25,446
• List price: $25,500
• Delta: 0.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 W Proctor St	0.09mi	2/1.0	672 (+4%)	4mo	$39,500	$59	86
2414 W Lincoln Ave	0.26mi	2/1.0	660 (+2%)	7mo	$46,500	$70	79
2106 W Wiswall St	0.28mi	2/1.0	672 (+4%)	9mo	$21,000	$31	73
3000 Wiswall St	0.53mi	2/1.0	676 (+4%)	1mo	$32,000	$47	67
2110 W Marquette St	0.21mi	2/1.0	714 (+10%)	18mo	$23,000	$32	58
2316 W Howett St	0.32mi	2/1.0	720 (+11%)	16mo	$33,000	$46	53
1516 S Lydia Ave	0.47mi	2/1.0	716 (+10%)	10mo	$31,000	$43	52
2607 W Humboldt St	0.41mi	3/1.0 (+1)	740 (+14%)	3mo	$35,000	$47	50
1508 S Lydia Ave	0.45mi	1/1.0 (-1)	588 (-9%)	14mo	$17,000	$29	46
1509 S Western Ave	0.55mi	1/1.0 (-1)	720 (+11%)	8mo	$12,000	$17	44
3214 W Proctor Pl	0.73mi	2/1.0	720 (+11%)	5mo	$37,000	$51	43
1609 S Idaho St	0.72mi	2/1.0	720 (+11%)	6mo	$40,000	$56	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 96.6%
• Equity multiple: 5.98×
• Total profit: $35,552
• Equity at exit: $8,221

10-year hold

• IRR: 97.4%
• Equity multiple: 12.34×
• Total profit: $80,992
• Equity at exit: $10,561

Cash invested: $7,140 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61605

• Home prices YoY: 0.4%
• Active inventory: 43
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$134
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $558

Break-even live

Break-even rent $228

Max offer price $25,500

Occupancy floor 35%

Sensitivity live

Price	-10% $572	-5% $565	+0% $558	+5% $550	+10% $543
Rent	-10% $484	-5% $521	+0% $558	+5% $594	+10% $631
Rate	-1.0pp $570	-0.5pp $564	base $558	+0.5pp $551	+1.0pp $544

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $6,375
• Closing costs: $765
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	22d	1	0.37mi
2317 W Martin Luther King Junior Dr Unit 1-106 Peoria, IL	1.0	1.0	588	$775	$1.32	45d	1	0.51mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	15d	3	0.51mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$910	$0.98	15d	1	0.72mi
2807 W Nevada St Peoria, IL	1.0	1.0	540	$629	$1.16	22d	1	1.19mi

Listing history 34 events

1. 2026-06-22
   days on market $25,500 Active 369 DOM
2. 2026-06-19
   days on market $25,500 Active 367 DOM
3. 2026-06-18
   days on market $25,500 Active 366 DOM
4. 2026-06-17
   days on market $25,500 Active 365 DOM
5. 2026-06-16
   days on market $25,500 Active 364 DOM
6. 2026-06-15
   days on market $25,500 Active 363 DOM
7. 2026-06-14
   days on market $25,500 Active 361 DOM
8. 2026-06-13
   days on market $25,500 Active 360 DOM
9. 2026-06-10
   days on market $25,500 Active 358 DOM
10. 2026-06-09
    days on market $25,500 Active 357 DOM
11. 2026-06-08
    days on market $25,500 Active 356 DOM
12. 2026-06-07
    days on market $25,500 Active 355 DOM
13. 2026-06-03
    days on market $25,500 Active 351 DOM
14. 2026-06-02
    days on market $25,500 Active 350 DOM
15. 2026-06-01
    days on market $25,500 Active 349 DOM
16. 2026-05-31
    days on market $25,500 Active 348 DOM
17. 2026-05-30
    days on market $25,500 Active 347 DOM
18. 2026-05-08
    price $25,500 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

19. 2026-04-08
    price $27,600 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

20. 2025-11-25
    status Active 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

21. 2025-09-08
    status Active 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

22. 2025-09-08
    historical 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

23. 2025-08-21
    price $30,500 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

24. 2025-08-21
    status Active 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

25. 2025-08-21
    historical 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

26. 2025-06-06
    historical Under Contract 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

27. 2025-03-27
    price $33,000 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

28. 2025-03-13
    listed $35,000 Active 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

29. 2025-03-11
    historical $35,000 181-char remark

    Show marketing remark (181 chars)

    Great Investment property. Currently rented to long term tenant @ $600.Mo/Mo w/ $475 sec dep on file. measurements: sq ft approximate. being sold AS IS. Tenants would like to stay.

30. 2021-08-06
    historical
31. 2021-08-06
    historical
32. 2021-08-06
    historical
33. 2020-12-28
    soldstatus $13,500
34. 2020-11-19
    listed $15,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $430 · $36/mo
• Projected year-2 tax: $504 · $42/mo
• Expected delta: +$75/yr (+$6/mo · 17.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,206
• − Mortgage interest: −$1,428
• − Property taxes: −$430
• − Insurance: −$128
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$742
• Taxable income: $6,686
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $5,087/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Peoria SD 150
• NCES district ID: 1731230
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 14% ▼ -4.00%
• Median HH income: $41,951
• Composite: 10.92/100
• National rank: #9751
• State rank: #554 of 620 in IL

Livability — Peoria

• Score: 73/100
• State rank: #270
• US rank: #5096

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, IL
• County: Peoria County · 120,495 people
• City population: 114,670
• Metro: Peoria, IL
• Population (ZIP): 13,424
• Household income: $26,392
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1385.0

Population outlook (Peoria County) Hauer SSP2

• Today (2025): 183,007 people
• By 2030: 179,643 · -1.8%
• By 2040: 171,782 · -6.1%
• By 2050: 163,508 · -10.7%
• By 2075: 140,178 · -23.4%
• By 2100: 114,493 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 56% White 27% Hispanic / Latino 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Peoria

• 2024 margin: Toss-up / Even · D 51.5% · R 46.9% · Other 1.6%
• 2008→2024 swing: -9.2pp toward R · 2008: 13.9pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+6.3 2016: D+2.8 2012: D+4.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.63%
• Current HPI: 170.5814
• Rent YoY: —
• Metro: Peoria, IL
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+60.4% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $25,500 RMLSA as Distributed by MLS Grid
• 2026-04-08 Price Changed $27,600 RMLSA as Distributed by MLS Grid
• 2025-11-25 Relisted — RMLSA as Distributed by MLS Grid
• 2025-09-08 Relisted — RMLSA as Distributed by MLS Grid
• 2025-09-08 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-08-21 Price Changed $30,500 RMLSA as Distributed by MLS Grid
• 2025-08-21 Relisted — RMLSA as Distributed by MLS Grid
• 2025-08-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-06-06 Contingent — RMLSA as Distributed by MLS Grid
• 2025-03-27 Price Changed $33,000 RMLSA as Distributed by MLS Grid
• 2025-03-13 Listed $35,000 RMLSA as Distributed by MLS Grid
• 2025-03-11 Coming Soon $35,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-12-28 Sold (MLS) $13,500 RMLSA as Distributed by MLS Grid
• 2020-11-19 Listed $15,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $430 · +4.7% YoY. Source: county tax records.